The listing we observed
4 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
Place - Bulimba · last observed 28 Sept 2026
← swipe · 10 photos
Currently listed
4 bed · 2 bath · 2 car · House · 607 m² land
Your buyer evidence guide
Understand the home before the offer.
The useful records, what they mean, and the questions they leave open. Start here, then explore the evidence below.
How much price evidence fits
44 sales in the wider suburb/type pool
The wider pool is not a set of identical homes. Bedroom count, condition and location within the suburb affect comparability.
Published auction evidence · model trained through an unavailable cutoffWhat deserves a closer look
- auction: Passed in (Place Estate Agents - Bulimba)
- our tracking restarted after a six-week portal gap — the campaign start is unknown, this is not a listing date
- auction: Passed in at $1.7M (Place Estate Agents - Bulimba)
These are recorded events, not evidence of the seller's motivation.
What we still cannot tell you
- No settled-sale history is available in this page's records. This does not mean the home has never sold.
- Direct price support is limited. Read the comparable sales and the estimate's uncertainty together.
- Public records and an automated estimate cannot establish whether the home is defect-free, what the contract contains, or why the owner is selling.
Questions to take to the inspection
Use these with the agent and your independent advisers. An answer is something to verify, not a fact we have recorded.
- Which recent sales are most comparable to this home, and how do their size, condition and position differ?
- What repairs, alterations or water issues are documented, and what can an independent inspection verify?
The estimate is a model output. The records are evidence. Your inspection and document checks fill the gaps.
Is the asking price plausible?
This is a comparison with the evidence we hold, not a valuation or a recommended offer.
CONSERVATIVE
$1.81M
the calibrated floor
LIKELY FAIR RANGE
$1.81M–$2.29M
around $2.05M mid
STRETCH CAP
$2.29M
$2.39M on the wider 80% band
Confidence: Low — based on 44 comparable auction sales (7 of this exact configuration) · model runs ±12% for this configuration · confidence held at Low — under 20 same-configuration sales · adjusted for this block's land size
How this estimate was made
- Method: Comparable-sales grid · version 2026-08-11-v5
- Inputs used for this home: no per-address records were available; this uses location and configuration only
- Comparable support: 44 sales in the wider suburb/type pool; 7 of this exact configuration
- When to be more cautious: Condition, aspect, renovation and the contract are not model inputs and can move the eventual sale price.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 13 Wright St | 4 bd · 3 ba | $2.92M | July 2025 |
| 5 Marie St | 4 bd · 2 ba | $1.95M | Feb 2025 |
| 22 Olive Gr | 4 bd · 3 ba | $1.8M | Jan 2025 |
| 10 Vista St | 4 bd · 2 ba | $1.79M | Nov 2024 |
Where every number comes from
- Fair value: Comparable-sales grid 2026-08-11-v5 — trained on 146,492 published auction sales; configuration-level (suburb × type × beds), not an appraisal of this exact home
- Comps: published Domain auction results for Balmoral — suburb × configuration matches, not hyper-matched to this address
- Evidence trail: tracked by our radar from portal listings, web-archive checks and published auction results — each entry dated
What changed recently?
- 8 Aug 2026 auction: Passed in at $1.7M (Place Estate Agents - Bulimba)
- 14 Aug 2026 our tracking restarted after a six-week portal gap — the campaign start is unknown, this is not a listing date
- 24 Oct 2026 auction: Passed in (Place Estate Agents - Bulimba)
What to inspect before you offer
- Condition, aspect, renovation and the contract — these can materially change price, and the estimate cannot see them.
These are due-diligence prompts, not a verdict on this property.
Land — for a house, the land is the asset
607 m²
A house's size is its land. An apartment's advertised "size" can include car space and balcony — the two are never comparable and this site never pools them. Lot details and planning controls sit under Explore the area.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 24 Oct 2026 | Passed in | withheld | Place Estate Agents - Bulimba |
| 8 Aug 2026 | Passed in | $1,700,000 | Place Estate Agents - Bulimba |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
What's changing in Balmoral — recent local signals
2026-09-30 — Development site — listing's own words: "STCA" (2 Walkers Drive, Balmoral, Qld 4171) (listing rea-152485384 (rea), first seen 2026-09-30)
2026-09-25 — Development site — listing's own words: "STCA" (4 Walkers Drive, Balmoral, Qld 4171) (listing rea-152445504 (rea), first seen 2026-09-25)
2026-09-19 — Development site — listing's own words: "STCA" (55 Belgrave Street, Balmoral, Qld 4171) (listing rea-151968344 (rea), first seen 2026-09-19)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
Want the numbers agents don't volunteer?
Check any Sydney suburb free — Market Mint market-conditions readout, live median, clearance trend and the price model — at aipropertyeye.com. No sign-up for the suburb check; the full board is 7 days free.
Data from published auction results (Domain) and live portal listings. Estimates are never valuations or financial advice. Own this home and want a result corrected? hello@aipropertyeye.com.